Known Development

This section shows the details of current and on-going development in the LCRT corridor. The development forecast depends largely on where development is already located (“Existing”) and where ongoing development activity and/or development master plans suggest development will occur in the near term (“Pipeline”). Use the tabs below to explore floor area by land use in each market segment and the density of development associated with the existing and pipeline phases. The third tab shows the results of adding pipeline development to existing development.

Exisiting

Existing development is estimated through the following steps: - Parcel-based estimates rely on local property appraiser data to determine each parcel’s land use. Building area on each parcel is estimated using building footprint features from Microsoft.

  • Each building footprint feature is associated with a single parcel based on the building’s centroid location.

  • Total building floor area is estimated based on footprint area, the building’s estimated height, and a floor height assumption. Some constraints apply for different land uses.

  • Point-based estimates allow known recent developments to be included in the existing conditions assessment. Each point represents a recently-delivered building and includes attributes showing estimated building square footage and land use type. The newness of these developments means they may not be reflected in parcel features.

The point-based data are used to override parcel-based data for parcels where recent development activity is observed. Each parcel’s land use (from parcel data or recent development points) is generalized into one of seven classes, used throughout the forecasting analysis: - Single family residential - Multi-family residential - Hotel - Industrial - Office - Retail - Other

The chart below shows existing development floor area by land use for each market segment.

The map below shows each parcel’s floor area ratio (FAR), which is the total estimated building area on the parcel divided by its land area.

Pipeline

The development pipeline consists of ongoing or planned development activity, provided as point locations, similar to the point-based existing activity described in the “Existing” tab. Each point represents a planned or under construction building and includes attributes showing estimated building square footage and land use type. The land uses are generalized into seven categories used throughout the forecasting process.

The pipeline informs the 2040 forecasting process in two ways. First, it records expected growth that is part of the development future leading up to 2040. Second, these sites are removed from consideration for forecasting since their development future is accounted for in the pipeline analysis.

The chart below shows existing development floor area by land use for each market segment.

The map below shows each parcel’s FAR for pipeline development only. This is the planned or under construction floor area divided by the parcel area.

Exisiting + Pipeline

This tab shows the results of combining the existing conditions with the pipeline data, reflecting all known development. The chart below shows total known development floor area by land use for each market segment.

The map below shows FAR estimates for all known development (Existing plus pipeline).